Read this if you are a Chief Financial Officer.
In March 2023, the Financial Accounting Standards Board (FASB) issued its first Accounting Standards Update (ASU) of 2023, ASU No. 2023-01 – Leases (Topic 842): Common Control Arrangements. This ASU finalized FASB’s much anticipated guidance relating to related party arrangements between entities under common control (common control arrangements) and is effective for fiscal years beginning after December 15, 2023, including interim periods within those fiscal years. Early adoption is permitted.
ASU No. 2023-01 addresses two distinct issues resulting from Accounting Standards Codification Topic (ASC) 842 – Leases: (1) terms and conditions to be considered in common control arrangements and (2) accounting for leasehold improvements in common control arrangements.
Issue 1: Terms and Conditions to be Considered
ASC 842 requires entities to classify and account for a lease arrangement based on the legally enforceable terms and conditions of the lease. Private company stakeholders voiced concerns over this treatment for common control arrangements, as it can be difficult to determine the enforceable terms and conditions in such arrangements. Determining the enforceable terms and conditions may require obtaining a formal legal opinion in certain cases, which could prove to be challenging given the common control nature of the arrangement.
ASU No. 2023-01 provides a practical expedient for private companies and not-for-profit entities that are not conduit bond obligors to use the written terms and conditions of a common control arrangement. The written terms and conditions may be used to determine: (1) whether a lease exists and, if so (2) the classification of and accounting for that lease. If no written terms and conditions exist, the practical expedient is prohibited from being applied and the entity must use the arrangement’s legally enforceable terms and conditions. This practical expedient may be applied on an arrangement-by-arrangement basis.
Issue 2: Accounting for Leasehold Improvements
Topic 842 generally requires that leasehold improvements have an amortization period consistent with the shorter of the useful life of those leasehold improvements and the remaining lease term. In practice, these common control arrangements are typically short term in nature and therefore this amortization approach is not representative of the economics of the leasehold improvements associated with common control arrangements.
Under ASU No. 2023-01, lessees will amortize leasehold improvements over the useful life of the improvements to the common control group, regardless of the lease term, as long as the lessee controls the use of the underlying asset through a lease. If the lessor obtained the right to control the use of the underlying asset through a lease with another entity not within the same common control group, the amortization period may not exceed the amortization period of the common control group.
As an example, Entity A leases a building from its parent, Entity B, over a five-year lease term. Entity B owns the building. Entity A has made considerable leasehold improvements to the building to prepare it for Entity A’s intended use and has determined the useful life of these leasehold improvements to be 30 years. Entity A would amortize these leasehold improvements over 30 years, the useful life to the common control group.
Changing the example slightly, let’s say Entity B does not own the building but rather leases it from an unrelated entity. The remaining lease term between Entity B and the unrelated entity is 10 years. All other facts from the previous example remain the same. In this case, Entity A’s amortization period may not exceed the amortization period to the common control group, which is the shorter of the useful life of the improvements or the remaining lease term. So, Entity A would amortize the leasehold improvements over 10 years, the remaining lease term.
ASU No. 2023-01 also requires an entity to account for any remaining leasehold improvements as a transfer between entities under common control through an adjustment to equity (or net assets for not-for-profit entities) if, and when, the lessee no longer controls the use of the underlying asset.
The leasehold improvements portion of this ASU is applicable to all entities, including public business entities.
In summary, it is hopeful this ASU will help reduce diversity in practice, the complexity, and costs of accounting for common control arrangements and, in the case of leasehold improvements, better reflect the economics of these transactions.
If any questions arise as you navigate and prepare for this new ASU, please don’t hesitate to reach out to your BerryDunn Financial Services team or submit a question via our Ask the Advisor feature.